7C, Planning Case 12-019 - Master and Final PUD at 1201 County Road E

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constructed at a later date. The applicant will pay for 125% of the cost of the sidewalk prior to the issuance of building permits for the project. The City will hold the money in escrow to cover the cost of the future sidewalk construction. In addition, the City has requested a 360 square foot easement on the corner of County Road E and Lexington Avenue, outside of the County's easement area, for a gateway sign and associated landscaping and lighting. Language will be added to the easement document limiting the size of the sign to 75 square feet and six feet in height. Traffic The City contracted with SRF Consulting to conduct a traffic study (Attachment Q. The study assumed a 10% multi-use trip reduction to account for residents utilizing nearby businesses; however no trip reduction was assumed for pass-by or multi-modal trips, though it can be assumed that some will exist. The study also assumed approximately 200 residents living in the building. The study found that the previous hotel use generated 1,266 trips per day; and that the proposed apartment use, with retail, would generate 1,364 trips per day. The change in use would account for 98 additional trips generated to and from the site over a 24-hour period, with 15 fewer trips in the a.m. peak hour and 45 additional trips in the p.m. peak hour. The traffic engineer concluded that this was a nominal amount that would not have a negative impact on the mobility along County Road E or Lexington Avenue. It should be noted that the analysis of the former hotel use did not include additional trip estimates for the McGuire's restaurant. According to the traffic engineer hotel trip estimates assume some restaurant and banquet facility uses already. The traffic study also looked at access and internal circulation. The study found that the existing two access points will continue to operate adequately with the proposed new use; however, the traffic engineer raised concern over the proximity of the access points on the west side of the site and the adjacent properties. The study identified 23 potential vehicle conflicts among the three driveways between Carroll's Furniture and the former Holiday Inn, and recommends consolidating access points in this area if possible. The traffic study also looked at a possible future lot split of the property into two parcels and how this might impact circulation. The study makes recommendations about future improvements if the property were ever subdivided; however, a more detailed analysis would be required if a proposal to subdivide were made and a future user of the new lot was known. Unit Sizes The Zoning Code requires multi-family units to be a minimum of 600 s.f. in size, plus an City of Arden Hills City Council Meeting for December 17, 2012 P:IPlanninglPlanning Cases12012112-019-1201 County Road E-PUD MAster and Final Plan112-17-12-Holiday Inn-CC Memo.docx Page 4 of 10